HomeMy WebLinkAboutItem I
PLAN COMMISSION STAFF REPORT SEPTEMBER 17, 2024
ITEM I: GENERAL DEVELOPMENT PLAN FOR A MULTI-FAMILY DEVELOPMENT
AT 0 BOWEN STREET, COMMONLY KNOWN AS VACANT PROPERTY
LOCATED NEAR THE SOUTHWEST CORNER OF EAST MURDOCK
AVENUE AND BOWEN STREET (PARCEL 1504830300)
GENERAL INFORMATION
Applicant: Mach IV Engineering & Surveying LLC
Property Owner: Thomas Rusch
Action(s) Requested:
The applicant requests approval of a General Development Plan (GDP) for a multi-family
development.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of a 2.26-acre vacant lot on the southwest corner of East Murdock
Avenue and Bowen Street. The site is zoned Urban Mixed Use District with a Planned
Development Overlay (UMU-PD). The surrounding area consists of industrial uses to the north,
commercial and institutional uses east, commercial uses to the west, as well as vacant to the
south. The 2040 Comprehensive Land Use Plan recommends Neighborhood Commercial use
for the subject area.
A Plan Commission workshop was held on April 16, 2024 and Plan Commission was
supportive of this proposal.
Subject Site
Existing Land Use Zoning
Vacant UMU-PD
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning
Existing Uses Zoning
North Industrial UI
South Vacant UMU-PD
East Commercial & Institutional UMU-PD & I
West Commercial UMU-PD
Page 1
ITEM I: GDP 0 Bowen Street 2
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Recommendation Neighborhood Commercial
ANALYSIS
Use
The applicant is proposing a multi-family development, which will include two 8-unit
apartment buildings, one 16-unit apartment building, and detached garages. The proposed 32
units results in a density of 14.2 units per acre, while the maximum density is 36 units per acre
for apartment buildings in the UMU district. The minimum lot area is 1,200 sq. ft. per dwelling
unit, and the applicant is proposing 3,049 sq. ft. per dwelling unit which exceeds the necessary
requirement.
As proposed, two of the apartment buildings will have 8 units and one of the buildings will
have 16 units. The UMU district allows apartments of 3-12 units per building. Apartments with
13-16 units are allowed as a Conditional Use. Staff does not have concerns with the proposed 16
unit building as the site will remain under the maximum density and is not adjacent to lower
intensity land uses.
A neighborhood meeting was held on September 9, 2024. Neighbors in attendance voiced
questions and concerns related to surrounding land uses, traffic, and recreation areas.
Site Design/Access
The proposed site will utilize an existing driveway access on East Murdock Avenue and Bowen
Street. Cross access agreement will need to be registered with the Winnebago County Register
of Deeds to allow the shared accesses. The applicant is providing 32 garage parking spaces and
36 driveway spaces to meet the parking requirement of 1 space per dwelling unit. There is not a
maximum number of parking spaces for multi-family developments. The applicant is
requesting a Based Standard Modification (BSM) to allow a reduced rear setback to 18.7 feet,
where code allows a minimum of 25 feet. Staff is supportive of this BSM request as the rear
property line is adjacent to an existing parking lot and access drive.
Required Provided
Parking Spaces Minimum: 32 68
Impervious Surface Maximum: 75% of lot 49% of lot
Density Maximum: 82 Dwelling
Units 32 Dwelling Units
Page 2
ITEM I: GDP 0 Bowen Street 3
Minimum Provided
Side Setback (south) 25 ft. 25 ft.
Side Setback (east) 25 ft. 25 ft.
Side Setback (west) 25 ft. 18.7 ft.
Rear Setback (north) 25 ft. 28.1 ft.
The applicant is under the maximum impervious surface ratio of 85% of the lot, for the UMU
district.
The plan includes a refuse enclosure at the northeast part of the parking lot. Final refuse
enclosure plan will be addressed as part of the Specific Implementation Plan (SIP).
Code requires recreation area for multi-family developments at a minimum of 200 sq. ft. plus 25
sq. ft. per bedroom, for a total of 1,800 sq. ft. of recreation area. The applicant is proposing a
recreation area of 2,100 sq. ft which exceeds the necessary requirement.
Signage
Sign renderings were not included with this request and are not required for the GDP approval.
Final signage plans will be submitted and reviewed as part of the SIP request.
Page 3
ITEM I: GDP 0 Bowen Street 4
Landscaping
Page 4
ITEM I: GDP 0 Bowen Street 5
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for each of the buildings.
Paved Area
The paved area requirement of 40 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The code further specifies 30% of all points will be devoted to tall trees
and 40% will be devoted to shrubs. Both of these requirements are being met. The plan is also
meeting the requirement that a deciduous tree be planted at all parking row ends.
Page 5
ITEM I: GDP 0 Bowen Street 6
Street Frontage
Code requires 60 landscaping points per 100 feet of right-of-way. The provided street frontage
landscaping points exceeds the total requirement. However, the landscaping calculations do not
specify points for the individual street frontages. This may be addressed during the SIP phase.
Yards
Code requires 10 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement. Additional yard landscaping serves to offset the
requested BSM for reduced rear yard setback.
Storm Water Management/Utilities
The Department of Public Works has reviewed the plans and noted that final submitted plans
are required to be in full compliance with the requirements of the City of Oshkosh Municipal
Code Chapter 14 for storm water management. This will be addressed during the SIP and Site
Plan Review processes.
Site Lighting
The applicant submitted a photometric plan for the site. The lighting levels meet the .4 foot-
candle minimum requirement for parking and drive areas, while not exceeding the maximum
of .5 foot-candles of light trespass at the property lines.
The fixtures must be shielded so that the lighting elements are not visible from neighboring
residential properties. This will be verified during Site Plan Review.
Building Facades
Building renderings were not submitted with this request as they are not required for the GDP
approval. Final building elevations will need to be submitted as part of the SIP phase and shall
be complaint with the City’s residential design standards, unless Base Standard Modifications
are granted for the exterior design.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission consider findings based on the
criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose
and intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans. (It is the responsibility of the City to
determine such consistency.)
(c) The proposed Planned Development project would maintain the desired
relationships between land uses, land use densities and intensities, and land use impacts
in the environs of the subject site.
Page 6
ITEM I: GDP 0 Bowen Street 7
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and
adequate buffers and transitions between areas of different land uses and development
densities/intensities.
(g) The proposed architecture and character of the proposed Planned Development
project is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
Staff recommends approval of the General Development Plan with the findings listed above
and the proposed following conditions:
1. Cross Access Agreement shall be filed with the Winnebago County Register of Deeds.
2. Base Standard Modification (BSM) to allow reduced rear yard setback to 18.7 ft.
3. All other requested BSMs will be addressed as part of the Specific Implementation Plan
application.
Page 7
Page 8
Page 9
Page 10
Page 11
Page 12
Page 13
GENERAL DEV. PLAN (GDP)
PARCEL 1504830300
PC: 9.17.2024
BRUCE R BARTEL
2124 HAZEL ST
OSHKOSH WI 54901-2449
THOMAS N RUSCH
3807 STATE ROAD 21 A
OSHKOSH WI 54904-9323
MMP RE HOLDINGS LLC
606 E MURDOCK AVE
OSHKOSH WI 54901-2352
EDWARD A NELSON
806 HURON AVE
OSHKOSH WI 54901-3077
DEBRA L KAHUT
1710 BOWEN ST
OSHKOSH WI 54901-3046
HURON AV
BOW
EN
S
T
E MURDOCK AV
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 7/22/2024
1 in = 120 ft1 in = 0.02 mi¯BASE MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 15
E GRUENWALD AV
E NEVADA AV
GRAND ST
BROAD ST
BROAD ST
POWERS ST
MONROE ST
GROVE ST
E TENNESSEE AV
OAK ST
ASHLAND ST
E CUSTER AV
ASHLAND ST
MT VERNON ST
SHELTER CT
E CUSTER AV
E TENNESSEE AV
E SMITH AV
HURON AV
MALLARD AV
HURON AV
E BENT AV
E TENNESSEE AV
E CUSTER AV
E NEVADA AV
GREENWOOD CT
HAZEL ST
MT VERNON ST
GROVE ST
EVANS ST
E SMITH AV
MT VERNON ST
MT VERNON ST
ALPINE CT
OAK ST
MT VERNON ST
EVANS ST
DOCTORS CT
ASHLAND ST
HARRISON ST
BOWEN
S
T
E MURDOCK AV
E LINWOOD AV
HAZEL ST
Oshkosh City Limit
Oshkosh City Limit
BP
DR-6
DR-6
DR-6DR-6
I
I
I
I
I
MR-12
MR-12
MR-12MR-20
MR-20
NMU
NMU
NMU-PD SR-3
SR-3
SR-5
SR-9
TR-10
TR-10
UI
UI
UI-PD
UMU
UMU
UMU
UMU-PD
UMU-PD
UMU-PD
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 7/22/2024
1 in = 500 ft1 in = 0.09 mi¯ZONING MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 16
HURON AV
BOW
EN
S
T
E MURDOCK AV
J:\GIS\Planning\Plan Commission Site Plan Map Template\2023 Plan Commission Site Plan Map Template.mxd User: katrinam
Prepared by: City of Oshkosh, WI
Printing Date: 7/22/2024
1 in = 100 ft1 in = 0.02 mi¯AERIAL MAP
City of Oshkosh maps and data are intended to be used for general identification purposes only, and the City of Oshkoshassumes no liability for the accuracy of the information. Those using the information are responsible for verifying accuracy. Forfull disclaimer please go to www.ci.oshkosh.wi.us/GISdisclaimer
Page 17